The First Settlers

Abhishek Behl / FG

India

Nov 23, 2012

A peaceful environment, pollution free surroundings, green neihbourhood, and the hope that infrastructure along the Dwarka Expressway (Northern Peripheral Road) is likely to come up soon has started to attract middle class residents of Gurgaon – to move in to the newly developing sectors along this major road, that promises to connect Delhi and Gurgaon by next year. Attractive pricing of residential units, which are below the Rs. 1 crore mark, is another reason that end users have started to invest in housing projects here.

Being among the first families to move into Tulip Petals, a group housing project in Sector 89, just a kilometer away from the under construction Expressway, the Khanna family considers itself fortunate that they decided to buy an apartment in this area. They are enjoying a good 'honeymoon' period. The Khannas, who lived in a 500 square yard kothi in Sector 4 in the heart of Gurgaon, say in unison that they enjoy the peace, the greenery and the idyllic surroundings of the area. Tulip Petals is among the first projects in this area that has given possession to apartment buyers.

Anil Kumar Khanna, a businessman, says that he had bought the flat in March 2012, but only shifted recently during the navratras. “We are delighted to live here because the pollution is less, and so is the population and congestion. In Sector 4, I had heard the koels and the peacocks in the eighties, but now the entire city is concretised,” he adds.

While the elders in the family are happy with the peaceful surroundings, the younger members are pleasantly surprised by the village life that surrounds them. Tushar Khanna, youngest son of Anil, says that life is good here, but the lack of social and transport infrastructure makes life a bit more difficult. “I study in Delhi University and have to go to Delhi daily, but the non-existent city bus service has been a big let down,” says Tushar. Otherwise he also likes to roam in the condominium’s park, and go for walks outside – while the family members prefer going to the village to buy fresh vegetables. Tushar also wants sports stadiums to be built in the area.

While the lure of an idyllic village life is great comfort, the lack of civic infrastructure in this ‘New’ Gurgaon is likely to cause discomfort to residents. Khanna says that the internal sector roads are not yet ready, the streetlights on even the Pataudi Road have not been fixed, while the wait for completion of the Dwarka Expressway is never ending. At least the life has been more comfortable in the new apartment complex.

His other son Rajat and his daughter-in-law work in Gurgaon and have also adapted to the new area. “I think we will live here a couple of years more, as the conditions are more 'natural',” says Khanna. He is also happy with the builder for delivering the project on time, and making good the promises with regard to construction quality and facilities.

Jasvir Singh, who shifted to this complex from the BSNL Colony (on Rajiv Chowk) says that he came here because of the price, that is still within reach. Many in our colony bought flats here when the price was in the region of around Rs. 50 lakhs; the completion of the complex has pushed prices almost to Rs. 80 lakhs now, he says.

“A number of buyers were living in rented houses in different parts of the City. Due to the steep rise in housing prices in the main City, a large population had been left out of the market. They are now moving to these newer sectors,” asserts Khanna. Navneet Mathur, who also lives in the Tulip complex, says that owning a house is one of the most comforting feelings. Mathur works in an office near Jharsa, and says that he reaches in just 20 minutes, if there is no major traffic jam. But he wants the road network to be improved, particularly the section near Hero Honda Chowk.

A number of residents in the colony, who used to live in independent kothis, also say that maintaining a house has become a very difficult proposition nowadays. “You have to maintain a network of plumbers, painters, carpenters, gardeners, and security to ensure that the house is in a prim and proper condition. I have always lived in kothis but now realise that living in condominiums is also very comfortable, provided the builder delivers on his promises,” adds Khanna.

Mahesh Kumar, Marketing Manager at Tulip Petals, says, “We have built quality flats using the best materials and fixtures. Piped gas will be supplied to the flats soon, and a Sewerage Treatment plant is also functional. A shopping complex inside the colony is also being readied, to serve the residents.” Residents are also happy that a commercial establishment in the neighbouring Sector 82 is coming in the Vatika India Nxt township.

All agree, however, that it will take another four to five years for a proper social and commercial eco-system to develop in the area. There is need for hospitals, police stations, community centres, schools and markets to come up. They are still on paper, while the residents have already moved in.

Satish Chandra Vats, Estate Manager in the complex, and who was earlier working in a commercial office on Sohna Road, opines that with the increasing number of residential complexes reaching completion, the government must concentrate on building the infrastructure soon. “The Dwarka Expressway needs to be built within a year, and the sector infrastructure must come up soon,” he adds.

Dr. Sanjay Sharma, MD Qubrex, who has been an avid watcher of the development taking place on the Expressway, also expresses concern, “The government overrode the objections of the people living in the area, leading to litigation. The ground survey was not conducted in a proper manner, otherwise the alignment of the road could have avoided the residential areas,” asserts Sharma. Presently the Dwarka Expressway has come up only in patches, and insiders say that it will take another 2 years to build this road, despite rosy promises made by the authorities. In addition Sharma says that given the current record of the government agencies, it is unlikely that infrastructure even in the external areas would be developed on time by HUDA. “When even the external infrastructure is not ready, how can we expect the builders to come up with roads, drains and lanes?” says Sharma. Critics also argue that when even HUDA is not able to create and provide infrastructure in Gurgaon, how can private builders deliver the goods – especially when they have already faltered in the existing colonies.

Although the lure of affordable housing is attracting buyers, experts say that the influx of many small builders, who neither have the skills nor pedigree in the real estate business, can put the entire development at risk. A buyer who had purchased a flat in Sector 106 alleges that neither has the project work started, nor is there any chance of it starting soon. Instead, the builder, after two years, has started cancelling the allotments, as the prices have increased and they now want to sell at a higher price, he alleges. Sharma says that there are likely to many such instances, and authorites will have to safeguard the interests of the buyers. However, looking at the government-builder cosiness it is unlikely that people will get any justice, says the buyer.

HUDA says that this area will be developed as laid out in the Gurgaon Manesar Urban Complex Masterplan 2031 – thus making it clear that residents of hundreds of residential towers will, for now, have to remain satisfied with village roads, while also awaiting services.

A local resident reveals that many of the builders are using ground water for construction, and plan to provide power through DG sets after the residents move in, as the DHBVN supply system is not yet ready in the new sectors – particularly along the Expressway. In fact the water supply system in the area is also not ready, and underground water is being supplied to residents of Tulip Petals. While Tulip Petals has got its own Sewerage Treatment Plant, Ravi Yadav, working on another nearby project, says that the time is not far off when sewage would be pumped into agricultural land, as civic facilities have yet to come up.

The residents of Tulip Petals admit that they had taken a risk in buying property in the distant Sector 89, but they say that moving out has proved a mixed blessinge. It is thus clear that if the builders deliver on time and with a quality product, parts of Gurgaon II could be a good option for the city residents who had been left out of the earlier property options. While not being very affordable, the development here gives a glimmer of hope – that a middle class buyer can still buy a house in the City.

As per the Gurgaon Manesar Urban Complex Master Plan, the following infrastructure is planned in the new areas – apart from roads, drains, and other basic facilities. A majority of these projects are still on paper, while the builders have started delivering the houses.

Rakesh, Sarpanch of Hayatpur, says that steps should also be taken to ensure that villages in the newly developing sectors do not turn into urbanised slums. “The villages in Gurgaon have become concretised, where thousands of service staff and industrial workers live. We don’t want Hayatpur to become like that,” he asserts. He also wants the new residents and villagers to develop a social bonding, as it will help both sides – help them learn from each other, and improve safety. Rakesh also says that government agencies must also help the villages in making the transition from being rural hubs, to being part of an urban phenomenon.